Sarah, an expatriate, agrees to rent an apartment from Landlord David. She was assured by Landlord David that he could deliver the premises with vacant possession by 1st May 2025. Sarah made arrangements for her family and home furniture to arrive in Singapore on 2nd May 2025. Subsequently, Landlord David was only able to hand over the premises with vacant possession on 10th May 2025. What is the legal position?

There is a breach of condition and Sarah can rescind the contract and claim Landlord David for damages.

A tenancy agreement contains a clause granting the tenant an option to renew the lease. The clause states: 'The Landlord shall, upon the written request of the Tenant made not less than TWO (2) months prior to the expiration of this tenancy, and provided there is no existing breach or non-observance of any of the tenant's covenants herein at the time of such request, grant the Tenant a further term of ONE (1) year from the expiration of the said term at a rent to be mutually agreed and upon the same terms and conditions, save for this renewal clause.' If the lease is set to expire on 31st July 2025, which of the following statements accurately reflects the tenant's obligation regarding the renewal option?

If Tenant David wishes to renew the lease, he must notify Landlord Sarah anytime before 1st June 2025.

Priya owns a shophouse at 22 Joo Chiat Road. She entered into a 3-year lease agreement with Ahmad, starting on 1st January 2023, for Ahmad to operate a retail business. The lease agreement explicitly states that Ahmad cannot assign the lease without Priya's written consent, but it is silent on subletting. After a year of operation, Ahmad's business is struggling, and he wishes to sublet the premises to Wei Lin for the remaining two years of his lease. Priya verbally objects to the subletting but does not provide written consent or denial. Ahmad proceeds with the subletting to Wei Lin. Six months later, Ahmad defaults on his rent payments to Priya. Priya now seeks to recover the outstanding rent. Which of the following statements is MOST accurate regarding Priya's rights and recourse?

Priya can only pursue Ahmad for the outstanding rent because of privity of contract. Wei Lin is not directly liable to Priya for Ahmad's debt as there is no privity of contract between them.

Paper 1

Rights of Landlord & Tenant

Tenancy agreements, rights, obligations, disputes

69 practice questions available in the app

Study Guide

Rights of Landlord & Tenant is part of Paper 1 — Real Estate Agency of the RES examination. This topic covers tenancy agreements, rights, obligations, disputes.

Key facts

Part of Paper 1 (Law of contract, agency, property, land registration)
69 practice questions in the app
Multiple choice format — 4 options per question
Must score 75% or higher on Paper 1 to pass

Use the sample questions below to test your understanding. For comprehensive practice with all 69 questions, progress tracking, and timed exam simulation, download the Prepare app.

Try Sample Questions

Test your knowledge with 5 free questions from this topic.

Question 1 of 5

When a tenant assigns the remainder of their lease to a third party, what is the legal relationship that exists between the landlord and the new assignee?

Frequently Asked Questions

What are the key differences between a lease and a licence in Singapore?

A lease grants exclusive possession of premises for a fixed term and creates an interest in land. A licence only grants permission to use premises without exclusive possession. This distinction affects the occupier's legal rights, particularly regarding eviction and renewal.

What is the standard notice period for ending a tenancy in Singapore?

The notice period depends on the tenancy agreement. For periodic tenancies without a specified notice period, common law requires one full period of notice (e.g., one month for monthly tenancies). Fixed-term tenancies end automatically unless there is a renewal clause.

How many Landlord & Tenant questions are on the RES exam?

There are approximately 69 practice questions on Rights of Landlord & Tenant. Focus areas include types of tenancies, landlord and tenant obligations, forfeiture, and the distinction between lease and licence.

Study Resources for Rights of Landlord & Tenant

Topic Explainer9 min read

Tenant Eviction Process in Rights of Landlord & Tenant: RES Exam Deep Dive

In-depth analysis of Tenant Eviction Process within Rights of Landlord & Tenant. Essential knowledge for the RES exam with detailed explanations and practical examples.

14 February 2026

Topic Explainer9 min read

Tenancy Agreement Clauses in Rights of Landlord & Tenant: RES Exam Deep Dive

In-depth analysis of Tenancy Agreement Clauses within Rights of Landlord & Tenant. Essential knowledge for the RES exam with detailed explanations and practical examples.

14 February 2026

Study Guide8 min read